City Council Resolution No. 26-______
RESOLUTION NO. 26-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
GOLETA, CALIFORNIA APPROVING ALTERNATIVE 4:
EXTENDED BICYCLE PATH DEVELOPMENT PLAN WITH
ADJUSTMENTS, CONDITIONAL USE PERMIT, AND
DEVELOPMENT PLAN COASTAL DEVELOPMENT PLAN (IN
CONCEPT) FOR THE SAN DPIPER GOLF COURSE
REDEVELOPMENT AND NEW CLUBHOUSE PROJECT WITH
HEIGHT AND SETBACK ADJUSTMENTS AT 7925 HOLLISTER
AVENUE, GOLETA; APN 079 -210-059; CASE NO S. 22-001-DP (IN CONCEPT)/CDPH; 22-0009-DP-CUP; 22-0032-DRB
WHEREAS, on November 21, 2022 , Mr. Steve Welton, of Suzanne Elledge Planning and Permitting, representative for the Property Owner Sandpiper Golf Trust, LLC , “Owner”) submitted an application or the renovation of an existing golf course, and
WHEREAS the application submitted included a request for a General Plan Amendment to vacate Environmental Sensitive Habitat Areas (ESHA) adjacent to Devereux Creek, the golf course pond, and to remove special status species (red-legged frog) from Figure 4 -1 within t he Conservation Element and Figure 3.5 within the Open Space Element (Case No. 22-0009-GPAM), a Development Plan/Coastal Development Plan in concept (Case No 22-001-DP), a Conditional Use Permit (Case No. 22-0009-CUP) and Design Review (Case No. 22-0032-DRB); and
WHEREAS the proposed project involves the demolition and replacement of existing golf course structures, modifications to and re -routing of the existing 18-hole golf course, restoration and adaptive reuse of the historic Barnsdall Rio Grande Gas Station and construction of a new coffee shop, abandonment of existing on -site wastewater treatment systems and new connections to the Goleta West Sanitary District through a service boundary agreement , construction of a decomposed granite path on City right of way to act as a sidewalk on Hollister Avenue , and various improvements adjacent to Hollister Avenue (“ Original Project”); and
WHEREAS the 193-acre project site is located at 7925 Hollister Avenue (Assessor’s Parcel Number 07 9-210-059) in Goleta, California (“Project site”) in the Coastal Zone; and
WHEREAS, on February 15, 2024 , the Original Project was deemed complete; and
WHEREAS, on November 19, 2024, the City Council amended the City General Plan/Coastal Land Use Plan to no longer require applicant initiated General Plan Amen dments to modify Figures 3-5 and 4-1 when site-specific 319
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biological studies provide substantial evidence that an area previously shown as an ESHA on General Plan/Coastal Land Use Plan Figure 3-5 and Figure 4-1 do not contain habitat that meets the definitio n of an ESHA . Based on this change, the requested GPA that was part of the original application became moot; and WHEREAS, following the Original Project being deem ed complete, City staff determined that an Environmental Impact Report (EIR) was necessary, allowing the City to forgo the Initial Study process pursuant to California Code Regulations, Title 14, Section 15063(a); and
WHEREAS the City, as the lead agency for the Original Project, reviewed the Project’s environmental impacts in accord with Califor nia Environmental Quality Act (Public Resources Code §§ 21000 et seq., “CEQA”), the regulations promulgated thereunder (14 Cal. Code of Regulations §§ 15000 et seq ., the “CEQA Guidelines”), and the City’s Environmental Review Guidelines (“Goleta Guidelines”); and
WHEREAS, pursuant to State CEQA Guidelines Section 15087(e), a Draft EIR was circulated for the 45 -day public review and com ment period from October 16, 2025, through December 1, 2025, and was made available online at the City of Goleta website and hardcopies were made available for review at City Hall, at the Goleta Public Library Express, and at the Goleta Community Center ; and
WHEREAS the Draft EIR prepared in connection with the Original Project sufficiently analyzes the Original Project’s po tentially significant environmental impacts, in addition to four alternatives to the Project, examining the environmental impacts of each alternative as well as the ability of the alternatives to meet Project objectives; and
WHEREAS Alternative 4: Extended Bicycle Path would include the proposed renovations of the existing golf course, demolition and reconstruction of other existing golf course structures, and other proposed site improvements, however, the design of a proposed sidewalk to be located in the right-of-way area adjacent to the project site and Hollister Avenue would be modified to be constructed of concrete and to extend eastward of the project site to connect with an existing bicycle path; and
WHEREAS, in contrast to the Original Project, Alter native 4: Extended Bicycle Path would further promote the use of alternative transportation methods by connecting to an existing Class I pathway ; would increase access to the Ellwood Mesa Open Space, Sperling Preserve , and access to existing vertical accessways to the Pacific Ocean; would meet the City’s General Plan/Coastal Land Use Plan policies related to costal access and active transportation ; and would also comply with the City’s Bicycle and Pedestrian Master Plan, whereas the proposed project would not. Compliance with the Bicycle and Pedestrian Master Plan would be achieved because th at Plan identifies a Class I multi -use pathway to be constructed along Hollister Avenue.
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WHEREAS the City received 46 comment letters on the Draft EIR during the public review period; and
WHEREAS the City prepared a Final EIR and on April 16, 2026, released the Final EIR (“Final EIR”) for public review at least ten (10) days prior to the City’s Planning Commission consideration of the Final EIR and the Project on April 27, 2026. The Final EIR in Resolution No. 2 6-__ is incorporated herein by reference into this Resolution; and
WHEREAS, on April 27, 2026, the Planning Commission conducted a duly noticed public hearing, at which time the Planning Commission considered the entire administrative record , Final EIR, Mitigation Monitoring and Reporting Program (“MMRP”), including staff reports and oral and written testimony from interested persons. The Planning Commission of the City of Goleta voted 3-1-1 (one abstention) to reco mmend that the City Council approve the Alternative 4 project; and
WHEREAS, on June 2, 2026, the City Council conducted a duly noticed public hearing, at which time the City Council considered the entire administrative record, Final EIR, Mitigation Monito ring and Reporting Program (“MMRP”), including staff reports and oral and written testimony from interested persons;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF GOLETA, AS FOLLOWS:
SECTION 1. Findings of Fact
The City Council finds as follows:
A. The project site is 193 acres and consists of a golf course and supporting structures that were developed in 1972. The property has a General Plan/Coastal Land Use Plan land use designation of Open Space – Active Recreation and is located in the Coastal area of the City . Exhibit B contains a General Plan Consistency analysis for the project.
B. The project site is bordered by the Pacific Ocean to the south, a former oil processing facility to the west, Hollister Avenue to the north, and resi dential and open space areas to the east.
C. The site has been developed as a golf course, including a clubhouse and other accessory and support structures. The proj ect would result in a reduction in the amount of irrigated turf located on the project site, and the demolition and replacement of existing buildings. Development of the project would require approximately 86,500 cubic yards of soil cut and approximately 56,000 cubic yards of soil fill.
D. The Barnsdall Rio Grande Gas Station is located on the no rtheastern portion of the project site adjacent to Hollister Avenue. The gas station was 321
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designated as a historic landmark by the County of Santa Barbara in 1990 , is listed on the Goleta Historic Resources Inventory , and is a City -designated Historic Landmark.
E. The project includes requests for a Development Plan (with adjustments) and Conditional Use Permit for the re novation of the golf course, demolition and reconstruction of existing structures on the golf course, restoration of the historic Barnsdall Rio Grande Gas Station , which would be used in conjunction with the construction and operation of a new coffee shop, dedication of public open space in Bell Canyon located along the western portion of the project site, and various public access improvement s to and adjacent to Hollister Avenue.
F. The project includes a Development Plan Adjustment request to allow the proposed encroachment of eight parking spaces into the required front yard setback, and to allow minor portions of the proposed clubhouse roof t o exceed a height of 25 feet.
G. As part of the project, changes are proposed to General Plan Figure CE 4 -1 and Figure OS 3.5 based on the provision of a site-specific biological survey/study in accordance with General Plan Policy CE 1.5 as amended .
Based o n information included in the Final EIR prepared for the project, including Section 4.3 (Biological Resources); EIR Figure 4.3 -2 (Environmentally Sensitive Habitat Area on the Project Site); EIR Appendix D- 1 ( Biological Resources Assessment Report for the Sandpiper Golf Club Project; and EIR Appendix D -2 ( Memorandum Describing Environmentally Sensitive Habitat Areas (ESHAs) for the Sandpiper Golf Club Project), substantial evidence has been provided supporting a determination that certain project site areas depicted on Conservation Element Figure CE 4 -1 (Special Status Species and Environmental Sensitive Habitat Area ) a nd Open Space Element Figure OS 3.5 (Open Space) no longer support ESHA resources. In addition to the designation of these ESHA resources, the Final EIR determined that with the implementation of proposed mitigation measures, the project’s potential impacts to all project site ESHA resources would be reduced to a less than significant level. The following changes to Figures 4-1 and 3.5 are requested:
i. Removal of ESHA designations adjacent to Devereux Creek in areas where the creek is contained within a pipe.
ii. Removal of the golf course pond as designated ESHA. iii. Removal of the special -status species designation (California Red - Legged Frog) adjacent to the golf course pond.
iv. Adding purple needle grass to the southeast corner of the parcel as ESHA.
v. Adding Santa Barbara honeysuckle at the southeast property line as ESHA.
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vi. Adding sage scrub adjacent to Devereux creek as ESHA. vii. Adding three special -status species designations (raptor nests) adjacent to Devereux creek.
viii. Adding wooly seablite and cliff malacthrix within sage scrub in various locations as ESHA.
ix. Adding black walnut to ESHA within Bell Canyon.
x. Adding a coastal wetland in the middle of site adj acent to the ocean as ESHA.
H. The property has existing ingress and egress from Hollister Avenue that meets Fire Department requirements.
I. The factual findings in this Section are based upon substantial evidence found within the entirety of the administrative record.
SECTION 2. Environmental Assessment Findings
Resolution No ____ certifying the Final EIR (SCH No. 2024120923), adopti ng findings under CEQA, adopti ng the MMRP, and, among other things, properly assesses the environmental impact of the Proj ect in accordance with CEQA.
Resolution No. ____ is incorporated herein by reference.
SECTION 3. Common Findings
The City Council hereby makes the findings of Section 17.52.070 of the GMC. a. There are adequate infrastructure and public services avail able to serve the proposed development, including water and sewer service, existing or planned transportation facilities, fire and police protection, schools, parks, and legal access to the lot.
There are adequate public services to serve the project, inc luding but not limited to services provided by the Santa Barbara County Fire Protection District, Goleta Water District, Goleta West Sanitary District , Santa Barbara County Sheriff’s Department, Goleta Union School District and Santa Barbara Unified School District, and t hese agencies and districts have adequate personnel and capacity to serve the Project. The project would not result in population growth that would adversely affect existing park and recreation facilities. Access to the site would be from approved driveway connections to Hollister Avenue . E xisting streets adjacent to the project have adequate capacity to serve the project, and the project would not impede the potential for the construction of a future roundabout adjacent to the project si te at the intersection of Hollister Avenue and Cathedral Oaks Road. 323
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b. The proposed project conforms to the appl icable regulations of this Title and any zoning violation enforcement on the subject premises has been resolved as permitted by law.
As set forth in the Zoning Consistency Analysis (Exhibit C) of this Resolution, the project is consistent with applicable Goleta Municipal Code (Title 17) with minor adjustments related to front yard setbacks and structure height requirements. There are no active zoning violations on the project site.
c. The proposed development is located on a legally created lot.
The pr oject site parcel was created by Parcel Map No. 10,456, which was recorded on January 18, 1967.
d. The development is within the project de scription of an adopted or certified CEQA document or is statutorily or categorically exempt from CEQA.
The proposed golf course renovation and construction of new structures on the project site are within the project description of the Final EIR prepared for the project, and the environmental impacts of those activities can be reduced to a less than significant level with the implementation of identified mitigation measures. The analysis of Alternative 4: Extended Bicycle Path , also included in the Final EIR, determined that impacts of Alternative 4 would be reduced to a less than significant level with the implementation of mitigation measures identified for the original project.
SECTION 4. Development Plan with Adjustment Findings for Alternative 4: Extended Bicycle Path.
The City Council hereby makes the findings of Section 17.59.0 30 and 17.59.040 of the GMC.
§ 17.59.030 Required Findings.
a. The project as proposed is consistent with the General Plan.
For the reasons set forth in General Pla n Consistency Analysis (Exhibit B) to this Resolution, and as set forth in the entire administrative record including the Final EIR, Alternative 4 conforms with the General Plan/Coastal Land Use Plan.
b. The site for the project is adequate in size, shape , location, and physical characteristics to accommodate the intensity, except as it relates to the minimum allowed dwelling unit density for the site, of development proposed.
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For over the past 50 years, t he Project site has been develop ed as a golf course, and the proposed project would not make substantial changes to the size, shape, location or physical characteristics of the existing facility. The site is adequate in size, shape, location, and physical characteristics to accommodate the renovation of the existing golf course and the development of proposed new buildings on the 193 -acre site. The type, scale, and scope of the proposed renovations would not affect the density and intensity of uses already occurring on the site.
c. Any significant envi ronmental impacts are mitigated to the maximum extent feasible.
The project EIR determined that mitigation measures were required to mitigate impacts to a less than significant level for the fo llowing resource areas: Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Tribal Cultural Resources, and Utilities and Service Systems. Implementation of the identified mitigation measures in accordance with the specifications included in the project’s Mitigation Monitoring and Reporting Plan would ensure that significant environmental impacts are mitigated to the extent feasible.
d. The project will not conflict with any ease ments required for public access through, or public use of a portion of the property.
A City of Goleta road right -of-way (ROW) easement is located along the northern portion of the project site adjacent to Hollister Avenue. As part of the project and part of a future action to be done after entitlements from other entitlement agencies are approved and compliance with certain Conditions of Approval, including but not limited to Nos. 22 -26, the City Council would hold a hearing under the Streets & Highways Code to consider the vacation of 14,651 square feet of excess road ROW to the property owner ( i.e., the Sandpiper Golf Course). The ROW area to be retained by the City may be used in the future for the construction of a possible future roundabout at the Hollister Avenue/Cathedral Oak intersection. With the future v acation of the right of way, Alternative 4 Project meets this finding.
§ 17.59.040 Adjustments to Development Standards.
a. The adjustment for height is justified and consistent with the inten t of applicable General Plan policies.
The proposed clubhouse building has a unique design that includes a curvilinear form to the structure’s roof such that i t resembles rolling terrain. A portion of the roof would have a maximum height of 29 feet above surrounding grade. This exceedance would be similar to the m aximum height of the existing clubhouse building, which is 28’ 6” above surrounding grade. 325
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The impact analysis included in the project’s Final EIR concluded that the additional building height w ould not result in significant visual or other environmental i mpacts. For the reasons set forth in General Plan Consistency Analysis (Exhibit B) attached to this Resolution, and as set forth in the entire administrative record including the Final EIR, the requested height adjustment is consistent with applicable General Plan policies.
b. The setback adjustment relative to the parking lot is justified and consistent with the intent of applicable General Plan policies.
The 8 vehicle parking spaces that would encroach into the required front yard setback would be loca ted adjacent to Hollister Avenue or the proposed main driveway entrance to the project site. Adequate area would be provided adjacent to the parking spaces to provide landscape screening of parked vehicles. The impact analysis included in the project’s F inal EIR concluded that the additional building height would not result in significant visual or other environmental impacts. For the reasons set forth in General Plan Consistency Analysis (Exhibit B) attached to this Resolution, and as set forth in the e ntire administrative record including the Final EIR, the requested height adjustment is consistent with applicable General Plan policies.
SECTION 5. Conditional Use Permit Findings for Alternative 4:
Extended Bicycle Path.
The City Council hereby makes the findings of Section 17.57.050 of the GMC.
a. The use as proposed is consistent with the General Plan.
Alternative 4 would complete and extend a proposed multi -use pathway identified by the City’s General Plan and Bicycle and Pedestrian Master P lan such that it would connect with an existing bicycle path located east of the project site. The path developed under Alternative 4 would be constru cted of concrete, which would be consistent with the Class I path construction standards identified by th e Bicycle and Pedestrian Master Plan. In addition, with the implementation of Alternative 4, the project would:
1. Facilitate lateral pedestrian connectivity along Hollister Avenue that improves public access for all Goleta residents to vertical access points toward the shoreline , consistent with Policies OS 2.2 (Planned Vertical Accessways) and OS 2.4 (Mitigation of Impacts to Vertical Coastal Access).
2. Provide an extended bicycle path that connects to existing pedestrian and bicycle infrastructure. The alternative design would encourage additional alternative modes of transportation and reduce consumption of non - 326
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renewable energy sources consistent with General Plan Policies. VH 3.5 (Pedestrian-Oriented Design ), TE 1.1 ( Alternative Modes ), TE 2.3 (Diversion of Automobile Trips to Alternative Modes), and TE 10.4 (Pedestrian Facilities in New Development).
3. Be consistent with Policies TE 10 (Pedestrian Circulation) and TE 11 (Bikeways Plan), which implement the City’s Bicycle and Pedestrian Master Plan. These policies require pedestrian or bicycle linkages that are safe and convenient for all Goleta residents. A goal of the Bicycle and Pedestrian Master Plan is to provide additional active m odes of transportation (bicycle and walking) to reduce g reenhouse gas emissions by reducing vehicle miles traveled. To meet this objective, the Master Plan identifies a need for a Class I multi -use pathway a long Hollister Avenue from Cathedral Oaks Road to Elderberry Drive. The Alternative 4 pathway design supports the use of alternative modes of transportation; reduce s transportation-related air emission, energy use, and greenhouse gas emissions; enhance s access to recreation facilities by providing a safe path that provides connections to beach access points at the Ellwood Mesa Open Space and Sperling Preserve, promotes bicycle commuting to the project site by project employees, and promotes the use of alternative transportation methods by project area residents to access land uses in and near Goleta such as the Camino Real shopping area and UCSB..
b. The use will not be more injurious to the health, safety, and general welfare of the surrounding neighborhood due to noise, dust, smoke, or vibration than from uses allowed in the district.
As described in the project’s Final EIR, Alternative 4: Extended Bicycle Path would have the potential to result in significant short -term construction-related noise impacts to sensitive receptors located near the project site, and short - term construction -related vibration im pacts to the historic Barnsdall gas station building. These short -term impacts would be reduced to a less than significant level with the implementation of mitigation measures identified by the Final EIR.
As described in the project’s Final EIR, Alternat ive 4: Extended Bicycle Path would have the potential to result in significant short -term construction-related dust emission impacts. These potential short-term impacts would be reduced to a less than significant level implementing standard Santa Barbara County Air Pollution Control District fugitive dust control measures identified by the Final EIR.
The proposed project and Alternative 4: Extended Bicycle Path would not be a substantial source of smoke impacts.
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Therefore, the implementation of Alternati ve 4: Extended Bicycle Path would not be more injurious to the health, safety, and general welfare of the surrounding neighborhood due to noise, dust, smoke, or vibration than from uses allowed in the district.
SECTION 6. Design Review Findings . The Cit y Council hereby makes the findings of Section 17.58.080 of the GMC:
A. The development will be compatible with the neighborhood, and its size, bulk and scale will be appropriate to the site and the neighborhood.
The Alternative 4 project would result in the construction of a new golf course clubhouse, maintenance facilities, coffee shop building, and comfort station.
The visible portions (i.e., floor ar ea provided above surrounding grade) of the new buildings would generally have a size, bulk and scale that is similar to the existing buildings they would replace. After golf course construction and renovation activities are completed, the visual character of the project site, including south-facing views of the Pacific Ocean from Hollister Avenue, and north-facing views of the Santa Ynez Mountains, would be preserved.
The renovation of the Barnsdall Rio Grande Gas Station would not increase the size of t he historic structure, and the proposed 695 square foot, single - story coffee shop building would have the appearance of the 1920’s automobile service bay. Therefore, these project elements would have an appearance and scale that is consistent with existing project site conditions and are appropriate for the surrounding neighborhood.
B. Site layout, orientation, and location of structures, including any signage and circulation, are in an appropriate and harmonious relationship to one another and the property.
The proposed golf course clubhouse, maintenance buildings, comfort station, and vehicle parking are as would replace existing structures and would be located at or near the locations of the existing structures. Therefore, the project would not substantially change existing relationships between these golf course structures.
The Barnsdall Rio Grande Ga s Station would not be relocated, and the proposed 695 square foot coffee shop building would have the appearance of the 1920’s automobile service bay. Therefore, the proposed coffee shop building would have a harmonious relationship to historic gas statio n building and the historic use of this portion of the project site.
No new signage for the project site has been proposed at this time.
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C. The development demonstrates a harmonious relationship with existing adjoining development, avoiding both excess ive variety as well as monotonous repetition, but allowing similarity of style, if warranted.
The new clubhouse building would have sloped turf walls and a turf roof. The design of the clubhouse would emulate the natural topography of the project site by integrating the structure within the green landscape and complementing the grassy hills, blufftops, and ocean waves. The appearance of the proposed comfort station would be similar to the design of the proposed clubhouse building, and the proposed maintena nce buildings would have a size and appearance this is generally similar to the existing structures that are to be replaced. Therefore, relationships w ith adjoining development would not change substantially.
The restoration of the Barnsdall Rio Grande Gas Station would retain the historic appearance of the building. The proposed coffee shop building would be a single -story structure and would have the appearance of a 1920’s automobile service bay. Therefore, the new development would be compatible with the historic gas station and nearby residential development to the north and east.
D. There is harmony of material, color, and composition on all si des of structures.
The new project site buildings would have design characteristics that are similar on all sides of the structures.
E. Any outdoor mechanical or electrical equipment is well integrated in the total design and is screened from public view to the maximum extent practicable.
Mechanical equipment associated with the proposed clubhouse building, such as golf cart storage and, golf cart maintenance facilities, would be located in the subterranean basement and would not be visible to the public . Storage and mechanical operation areas at the proposed maintenance facility, such as trash and recycling storage, landscape material storage, pump equipment, and golf cart washing areas, would be screened by fencing and landscaping.
F. The site grading is minimized and the finished topography will be appropriate for the site.
Project grading would requ ire approximately 86,500 cubic yards (CY) of cut and 56,000 CY of soil fill over the 192 acre site. After compaction and shrinkage, the remaining soil (30,500 CY) would be distributed around graded areas to achieve the proposed golf course design. The grea test area of fill would be located at a proposed level area “event lawn” to be located near the clubhouse. The greatest area of cut would be located at the 18th fairway, 329
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which would reduce the height and steepness of the slope. The use of retaining walls w ould be limited, except for adjacent to the proposed clubhouse basement. Therefore, grading would be minimized and appropriate for the site.
G. Adequate landscaping is provided in proportion to the project and the site with due regard to preservation of specimen and protected trees, and existing native vegetation.
The proposed planting palette would supplement existing project site vegetation and would include a variety of native plants and shrubs compatible with the project site’s coastal climate. Prop osed landscaping would primarily consist of low -level shrubbery that would not obscure views of the Pacific Ocean. Ground disturbance in environmentall y sensitive areas would be minimized to the extent possible and areas that are disturbed would be restored.
The project would remove 39 non -native trees from the project site and one oak tree located in the Hollister Avenue right -of-way. The oak tree would be replaced with a 72 -inch box oak tree to be located on the project site. The project would plant 116 trees to replace removed trees and trees that may be disturbed by construction activities.
H. The selection of plant materials is appropriate to th e project and its environment, and adequate provisions have been made for long -term maintenance of the plant materials.
The renovation of the golf course includes the installation of new drought - tolerant turf and irrigation system. The project would reduce the amount of irrigated turf from 125 acres to 62 acres. The remaining 63 acres would be converted to n ative landscaping. Long -term maintenance of landscaping would be conducted in accordance with a Turf and Pest Management Plan that would be implemented by maintenance staff.
I. All exterior lighting, including for signage, is well designed, appropriate i n size and location, and dark-sky compliant.
The golf course will continue to be unlit except for some low level cart path lights for safety. A variety of new lighting fixtures would be installed at the project site to aid users in the evening or early mo rning to primarily access the clubhouse and associated parking. The largest area of exterior lighting on the project site would be within the main par king lot located adjacent to the proposed clubhouse. Average lighting levels in the parking lot would be 1.1 foot-candles All proposed lighting would be directed downward and has been designed to conform with Goleta Municipal Code Chapter 17.35.
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J. The project architecture will respect the privacy of neighbors, is considerate of private views, and is protective of solar access off site.
Residential uses are located north of the project site along the north side of Hollister Avenue, and adjacent to the p roject site to the east. The visible portions (i.e., floor area provided above surrounding grade) of the proposed clubhouse, maintenance buildings, and comfort station would generally be similar in size and scale to the existing buildings they would replace.
Therefore, the proposed structures would not substantially change the visual character of the project site, or adversely affect existing private views . The renovation of the Barnsdall Rio Grande Gas Station would not increase the size of the historic s tructure, and the proposed single -story, 695 square foot coffee shop building would not adversely affect views from residences located along the north side of Hollister Avenue. Therefore, the proposed structures are considerate of private views.
K. The proposed development is consistent with any additional design standards as expressly adopted by the City Council. (Ord. 20-03 § 6).
There are no additional design standards adopted by the City Council that are applicable to this project.
SECTION 7. Alterations to a Historic Resource ( Barnsdall Rio Grand Gas Station). The City Council hereby makes the findings of Section 17.33.080 (D) (2) (b) in regard to the Secretary of Interior Standards (SOIS).
A. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. (SOIS 1)
The Barnsdall-Rio Grande Gasoline Station historically functioned as a gas station with a detached building located just to the w est that housed a restaurant. The project would return these historic uses related to transportation with the gas station converted to retail use, the construction of a detached and complimentary designed building housing a coffee shop to the east of the gas station, and the installation of electric charging stations for bicycles. The project would alter the setting of the gas station by building over portions of the original driveway and relocating two flagpole bases. Some of the driveway’s concrete curbin g would be retained. The remainder of the asphalt paving would be replaced with surfacing materials and p lantings, while maintaining the driveway’s ovoid form and configuration. The proposed interior alterations would not remove significant historical fabric as the building’s tower was a utilitarian space without character-defining architectural embellishments. Exterior alterations would include resizing the restroom door openings to meet ADA requirements and replacing windows on the east and west elevations with single doors to provide additional access to the building’s 331
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interior. Therefore, the Project would use the Barnsdall-Rio Grande Gasoline Station building and property in a manner that requires minimal changes to historical features, consistent with the requirements of Standard 1.
B. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces and spatial relationships that characterize a property will be avoided. (SOIS 2) The project would remove or alter several hardscape features including sections of concrete curbing, deteriorated asphalt paving, two windows on the gas station buildings, and resizing two restroom doors located on the building’s side elevations. The façade of the building, its footprint, and primary design features and materials would be retained, repaired, or recreated.
Repurposing the original location of the gas pumps as an electric bicycle charging station would maintain the historic use of the resource as a transportation-related property. Changes to the driveway would alter the appearance of this feature while maintaining its configuration and function as the historic property’s dominant circulation element. The placement of the new café building and trellis would maintain a distinct separation between the historic building and new construction, which woul d minimize impacts on the station’s setting. Therefore, the Project meets the requirements of Standard 2.
C. Each property will be recognized as a physica l record of its time, place, and use. Changes that create a false sense of historical development, such a s adding conjectural features or elements from other historic properties, will not be undertaken. (SOIS 3)
The project does not propose the addition of building materials from other historic properties or conjunctural features. Therefore, the project meets the requirements of Standard 3.
D. Changes to a property that have acquired historic significance in their own right will be retained and preserved. (SOIS 4)
The project does not propose changes to design features that have achieved historic significance in their own right. Therefore, the project meets the requirements of Standard 4.
E. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. (SOIS 5)
Implementation of the project would return the gas station building to a close approximation of its historic appearance. Loss of historic materials would be confined to por tions of two window openings on the building’s east and west 332
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elevations, and the installation of ADA comp liant doors on the street facade.
Therefore, the project, which would preserve, repair, or recreate almost all of the building’s character -defining materials and design features , meets Standard 5.
F. Deteriorated historic features will be repaired rather tha n replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, tex ture and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. (SOIS 6)
The project proposes implementing the following measures related to the repair of the historic building:
i. Remaining original windows will be repaired rather than replaced following the guidance in National Park Service Bulle tin 9, The Repair of Historic Wood Windows. (SOIS 7)
ii. Repair and repainting of the canopy structure will follow the guidance set forth in Preservation B rief #10, Exterior Paint Problems on Historic Woodwork and Preservation Brief #45, Preserving Historic Wood Porches. iii. Repairing of historic stuccowork shall follow the guidance outlined in Preservation Brief #32, The Preservation and Repair of Historic Stuccowork.
iv. Repainting exterior cladding, trim work , window and door frames and window units will follow the guidance, including employment of cleaning and stripping (if required) methods consistent with guidance in Bulletin #10.
Any features that cannot be repaired, will be design ed to match the originals as much as possible in terms of colors, materials, shap e etc. To ensure adherence with guidance documents identified above, DEIR mitigation measure CUL -1 (Architectural Monitoring for Barnsdall Rio Grande Gas Station) requires t he project applicant to retain a Secretary of Interior’s Professionally Qualified a rchitectural historian and/or the City’s Urban Historian (qualified historian) to ensure the project implements and complies with the Secretary of Interior’s Standards for Rehabilitation and the guidelines described above. The implementation of the se requi rements would ensure the historic property retains its contributing design features and materials consistent with the requirements of Standard 6.
G. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatme nts that cause damage to historic materials will not be used. (SOIS 7)
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The project applicant does not propose exterior chemical or physical cleaning treatments such as sandblasting or power washing. Should such treatments be required, the guidance outline d in the Department of the Interior’s Technical Preservation Briefs shall be implemented under the guidance of a City-approved architectural historian, as required by DEIR mitigation measure CUL-01. Provided these requirements are implemented, the project will be consistent with Standard 7.
H. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. (SOIS 8)
The Barnsdall Rio Grande Gas Station is not an archaeological reso urce, therefore, Standard 8 does not apply to the project. Given the archaeological sensitivity of the Sandpiper Golf Course site overall, any ground disturbing activities in native soils will be required to have both an archeologist and a native American monitor present. Further, there are mitigation measures outlined in the Environmental Impact Report to address this topic.
I. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relat ionships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. (SOIS 9)
The project would restore the exterior of the gas station building to a close approximation of its historic appearance and retain most of the su rrounding hardscape features that characterized the setting of the building. Proposed new construction (i.e., the café building and associated trellis) is modest in scale, detached from the historic building, and compatible in materials and design with the historic property. Therefore, the project would meet Standard 9 provided the guidance detailed above under Standard 6 is implemented.
J. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future , the essential form and integrity of the historic property and its environment would be unimpaired. (SOIS 10) Loss of historic fabric is confined to portions of two windows, the front doors, and sections of concrete curbing. The other proposed alterations are reversible as the detached trellis and cafe building could be removed without affecting the physical or design integrity of the gas station building. Therefore, the proposed project meets Standard 10.
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SECTION 8. Correction to Environmental Sensitive Habitat Area Maps. The City Council hereby makes the finding relative to General Plan Policy CE 1.5 as follows:
A site-specific biological study, prepared consistent with subpolic ies CE 1.3, 1.4, and 1.5, contains substantial evidence to warrant changing General Plan Figure CE 4-1 and Figure OS 3-5) to accurately reflect up -to-date information on locations of rare, threatened, or endangered species or habitats, found on site.
Based on information included in the Final EIR prepared for the project, inclu ding Section 4.3 (Biological Resources); EIR Figure 4.3 -2 (Environmentally Sensitive Habitat Area on the Project Site ); EIR Appendix D -1 (Biological Resources Assessment Report for the Sandpiper Golf Club Project; and EIR Appendix D -2 (Memorandum Describing Environmentally Sensitive Habitat Areas (ESHAs) for the Sandpiper Golf Club Project), substantial evide nce has been provided supporting a determination that the requested changes to the Conservation Element Figure CE 4 -1 (Special Status Species and Envir onmental Sensitive Habitat Area ) and Open Space Element Figure OS 3.5 (Open Space) are warranted. While three areas on the 193-acre site would no longer be considered ESHA, seven additional would be, based on the site -specific study which has been prepared by a professional biologist and peer reviewed.
As a result of the extensive information and documenta tion contained within the above-mentioned documents, the requested General Plan Figure revisions would remove ESHA designations from the following area s: a) along Devereux Creek where the creek is contained within a culvert; b) the golf course pond, and c) California red -legged frog habitat associated with the pond . Further ESHA designations would be added in the following areas: d) purple needle grass to the southeast corner of the parcel; e) adding sage scrub adjacent to the Devereux creek; f) adding three special-status specific designations (raptor nests) adjacent to Devereux creek; g)adding wooly seablite and cliff malachtrix within sage scrub in various locations on the site; h) adding black walnut within Bell’s Canyon; and i) adding coastal wetland in the middle of the site adjacent to the ocean.
SECTION 9. Actions
The City Council hereby takes the following actions:
A. Adopts the Notice of Determination (Exhibit E) and directs staff to have the NOD filed within five (5) business days.
B. Approves the Development Plan (with adjustments) and Conditional Use Permit associated with Alternative 4: Extended Bicycle Path with height and setback adjustments for the golf course renovations and a ssociated improvements provided as Exhibit A based on the findings of Sections 1, 2, 3, 335
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4, 5, 6, and 7 above, the General Plan Consistency Analysis (Exhibit B), the Zoning Consistency Analysis (Exhibit C) and subject to conditions of approval provided (Exhibit D).
C. Approves the amendment s to Figure s 3 -5 and 4 -1 of the General Plan/Coastal Land Use Plan to reflect the absence of ESHA associated with the existing golf course pond based on the Finding outlined in Secti on 8 above and direct staff to amend said maps in accordance with General Plan Policy CE 1.5.
SECTION 10. Reliance on Record
Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.
SECTION 11. Limitations
The City Council analysis and evaluation of the project, including this Resolution, are based on the entire record, including the best information currently available.
This includes competent and substantial evidence, both oral and written. It is inevitable that in evaluating a project that absolut e and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions.
Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.
SECTION 12. Summaries of Information
All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.
SECTION 13. Duration of the Resolution
This Resolution will remain effective until superseded by a subsequent Resolution
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SECTION 14. Copies of the Resolution
The City C lerk is directed to mail a copy of this Resolution to Sandpiper Golf Trust, LLC, 280 Chestnut Avenue, Westmont Illinois 60559 and, to any other person requesting a copy.
SECTION 15. Effective date of the Resolution
This Resolution will become effective immediately after adoption.
SECTION 16. Certification of the Resolution
The City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions.
PASSED, APPROVED AND ADOPTED this __ day of _____ 2026.
__________________________
PAULA PEROTTE
MAYOR
ATTEST: APPROVED AS TO FORM:
_________________________ __________________________
DEBORAH S. LOPEZ ISAAC ROSEN
CITY CLERK CITY ATTORNEY
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City Council Resolution No. 26-______
STATE OF CALIFORNIA )
COUNTY OF SANTA BARBARA ) ss.
CITY OF GOLETA )
I, DEBORAH S. LOPEZ, City Clerk of the City of Goleta, California, DO HEREBY CERTIFY that the foregoing Resolution No. 26-__ was duly adopted by the City Council of the City of Goleta a t a regular meeting hel d on the __ day of ______ 2026, by the following roll call vote of the Commission:
AYES:
NOES:
ABSENT:
(SEAL)
_________________________
DEBORAH S. LOPEZ
CITY CLERK
Exhibit A – Development Project Plans
Exhibit B – GP/CLUP Consistency Analysis
Exhibit C – Zoning Consistency Analysis
Exhibit D – Conditions of Approval
Exhibit E – Notice of Determination
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